Radon Testing in Kansas City
Radon testing for homebuyers and homeowners across the Kansas City metro, on both sides of the state line. $150 with a home inspection, $159 on its own.
Schedule a Radon Test · Call 816-343-9562
Radon is an invisible, odorless radioactive gas, and testing is the only way to know how much is in a home. We recommend a radon test with every home purchase, whether the house was built in 1925 or last year. It’s included in our Bundle & Save package, which starts at $716 with the home inspection, termite inspection, sewer camera inspection and floor plan.
What is radon?
Radon comes from the natural breakdown of uranium in soil and rock. Air pressure inside a house is usually lower than in the soil around it, so the house acts like a vacuum and pulls soil gas, including radon, in through foundation cracks, sump pits and other openings (EPA Consumer’s Guide to Radon Reduction). Any home can have it: new or old, with a basement, crawlspace or slab.
The risk is lung cancer. The EPA estimates radon causes about 21,000 lung cancer deaths a year in the United States. It’s the second leading cause of lung cancer after smoking and the leading cause among people who have never smoked (EPA, Health Risk of Radon).
What the numbers mean
- 4 pCi/L or higher: the EPA recommends fixing the home. Radon is measured in picocuries per liter of air (pCi/L).
- 2 to 4 pCi/L: the EPA says to consider fixing. Lower is always better, and no level is risk-free.
- For comparison: outdoor air averages about 0.4 pCi/L, and with today’s methods most homes can be brought to 2 pCi/L or below (EPA).
Radon in Kansas City: Kansas and Missouri
Kansas side
Johnson County tests high. On the 2019 Johnson County map from the Kansas Department of Health and Environment (KDHE) and Kansas State University (KDHE data through June 2018), the county averaged 5 pCi/L across 52,647 measurements, and about 43% of them were at or above 4 pCi/L. Statewide, the Kansas average was 4.6 pCi/L across 161,690 measurements (Kansas Radon Program county maps). The map itself warns that averages can’t predict an individual house; only a test can.
Kansas also requires every contract for the sale of residential real estate to include a radon notice that recommends testing before you buy, and sellers must disclose any information they have showing elevated radon in the home (K.S.A. 58-3078a). If a test comes back high, Kansas law requires radon mitigation to be done by a KDHE-certified professional (Kansas Radon Program).
Missouri side
The Missouri Department of Health and Senior Services (DHSS) says radon is present in every county in Missouri, and 1 in 3 homes tested in its residential program had results above 4.0 pCi/L. Missouri has no regulations for radon testing in home sales, but DHSS recommends testing whenever a home changes hands (Missouri DHSS radon program). In other words, on the Missouri side it’s up to the buyer to ask for the test.
How our radon test works
Radon testing is performed by our partner Radon Runner, whose technicians are certified radon measurement technicians with the Kansas Department of Health and Environment (KDHE). They use continuous radon monitors that record hourly readings over a minimum 48-hour test.
- Setup. A Radon Runner technician places the continuous radon monitor in the home, usually during your home inspection, in the lowest level suitable for living as EPA guidance calls for. The monitor records a radon reading every hour throughout the test.
- At least 48 hours. The device stays in place for a minimum of 48 hours, the EPA’s minimum for any radon test (EPA Home Buyer’s and Seller’s Guide to Radon). Then the technician picks it up.
- Closed-house conditions. For a 2- to 4-day test, the EPA calls for windows and exterior doors to stay closed, except for normal coming and going, for at least 12 hours before the test and for the whole test. Fans that pull in outside air should stay off. Heating and air conditioning can run normally. Nobody should move or unplug the device.
- Your results. Once the radon report is generated, we upload it to your client dashboard alongside your home inspection report. Your inspection report usually arrives the same day; the radon report follows after the device is picked up.
If our radon team finds the test conditions weren’t met, such as open windows or a moved device, the test has to be restarted. A redo takes time, so we tell you right away.
Radon testing during a home purchase
Inspection periods are often short, and a radon test needs at least two days plus pickup. Schedule the radon test with your home inspection so both are running from day one. If your deadline is close, our article on staying on track when radon results are delayed has sample wording you can give your agent, such as asking the seller to mitigate if results are 4.0 pCi/L or higher and provide a retest below 4.0 before closing.
Sellers can test too. A recent result is useful to buyers, and a working mitigation system with a current test makes the conversation easier.
If your radon level is high
High radon is one of the more fixable problems a house can have. Most systems use active soil suction: a pipe runs through the basement floor or slab, or connects to a sealed sump pit, and a fan continuously pulls radon from under the house and vents it above the roof. In crawlspace homes, EPA’s most effective option is a sealed plastic membrane over the soil with suction underneath. EPA notes these systems can cut radon levels by up to 99%, and that sealing cracks alone hasn’t been shown to lower radon consistently (EPA Consumer’s Guide).
- Typical cost: EPA’s guide puts most installations at $800 to $2,500, with an average around $1,200. Missouri DHSS gives a range of $500 to $2,500 depending on the size and construction of the home (Missouri DHSS). Get more than one estimate.
- Who to hire: Missouri DHSS recommends mitigators certified by the National Radon Proficiency Program (NRPP) or the National Radon Safety Board (NRSB). In Kansas, mitigation must be done by a KDHE-certified professional.
- Retest: EPA recommends a follow-up test at least 24 hours after the system starts and within 30 days, then retesting at least every two years. The fan must run all the time, and fans may last five years or more.
We don’t install mitigation systems or sell repairs, so our test results and recommendations have no sales angle.
Radon Testing Prices
| Service | Price |
|---|---|
| Radon test with a home inspection | $150 |
| Radon test on its own | $159 |
| Bundle & Save (inspection, termite, radon, sewer camera, floor plan) | Starting at $716 |
See all pricing or check your exact price in our online scheduler.
Radon testing near you
We test homes across the metro, including Kansas City, MO, Overland Park, Olathe, Lenexa, Shawnee, Leawood, Lee’s Summit, Independence, Blue Springs, Grandview, Raymore and Belton. Add a radon test to any home inspection, and investors can add it to an investor inspection. Pair it with a sewer camera inspection, termite inspection or mold inspection. See all service areas.
Sources
- U.S. EPA, Health Risk of Radon
- U.S. EPA, Home Buyer’s and Seller’s Guide to Radon
- U.S. EPA, Consumer’s Guide to Radon Reduction
- KDHE and Kansas State University, Kansas Radon Program county maps (2019 county maps, KDHE data through June 2018)
- Kansas Statutes, K.S.A. 58-3078a, radon information in real estate contracts
- Missouri Department of Health and Senior Services, Radon
Radon Testing FAQ
How much does a radon test cost?
$150 when you add it to a home inspection and $159 on its own. It’s also included in Bundle & Save, which starts at $716.
How long does a radon test take?
At least 48 hours, the EPA’s minimum. A Radon Runner technician sets up the continuous radon monitor, usually during the home inspection, and picks it up after the test period.
Who performs the radon test, and are they certified?
Our partner Radon Runner performs the test. Their technicians are certified radon measurement technicians with the Kansas Department of Health and Environment (KDHE), and they use continuous radon monitors that record hourly readings over a minimum 48-hour test.
What radon level is safe?
No level is risk-free. The EPA recommends fixing a home at 4 pCi/L or higher and considering a fix between 2 and 4 pCi/L. Outdoor air averages about 0.4 pCi/L.
Do new homes need a radon test?
Yes. Radon comes from the soil, so a new home can test high. The EPA says even homes built with radon-resistant features should be tested after people move in.
What if someone opens windows during the test?
Closed-house conditions are part of a valid test. If our radon team finds the conditions weren’t met, the test has to be restarted, so ask the seller and occupants to keep windows and doors closed.
My neighbor tested low. Do I still need to test?
Yes. Radon varies from house to house, even next door. The Kansas radon maps themselves warn that area averages can’t predict a specific home.
Who fixes high radon?
A certified radon mitigation contractor. In Kansas, mitigation must be done by a KDHE-certified professional. Missouri DHSS recommends NRPP- or NRSB-certified contractors. We don’t sell mitigation, so our results have no sales angle.
Schedule Your Radon Test
Add radon to your home inspection or book it on its own.